Golden Visa through Property: The 2026 Guide

Investors who purchase property worth AED 2 million or more may qualify for the 10-year UAE Golden Visa. It is one of the main reasons international buyers choose Dubai, because it links long-term residency to an asset you already own.

Who qualifies

The core rule is simple: you need to own residential property in Dubai with a total value of at least AED 2 million. The value is normally taken from the purchase price on your title deed.

• You can combine several properties to reach the threshold, as long as they are in your name.
• Joint owners can apply when each owner's share meets the threshold.
• Off-plan properties can also qualify when purchased from approved developers.
• Mortgaged property can qualify too, subject to the bank's confirmation and the rules in force when you apply.

Rules are updated from time to time, so we always check the current requirements with the Dubai Land Department before you commit.

What the visa gives you

The Golden Visa runs for 10 years and is renewable while you keep the qualifying property. You can sponsor your spouse and children, and in many cases domestic staff. Unlike a standard residence visa, there is no minimum stay: time spent outside the UAE does not cancel it.

Holders can also open bank accounts, get a UAE driving licence and enrol children in local schools in the same way as other residents.

Documents you will need

• Your passport, with at least six months' validity
• A recent passport photo
• The title deed, or the off-plan contract registered with the Dubai Land Department
• A property valuation or certificate confirming the value, where required
• For mortgaged property, a letter from your bank
• Health insurance valid in the UAE

Costs to budget for

On top of the property price, plan for the usual purchase costs: the 4% Dubai Land Department transfer fee, the trustee office fee and the agency fee. The visa itself carries application, medical test and Emirates ID fees, which are small compared with the purchase but worth adding to your budget.

How long it takes

Once your title deed is issued, the residency application usually moves quickly. Most of the time goes into the purchase itself: agreeing the price, the transfer at the trustee office and, for off-plan, waiting for the developer's registration.

How we help

Our team handles the full process end to end. We shortlist homes that meet the AED 2 million threshold, manage the purchase and transfer, and guide you through the residency application so nothing is missed.